Lorong Marican, Kembangan, East Region, Singapore
$5,350,000
This property is marketed exclusively by Ryan Heng. This fully renovated and well-maintained 2.5-storey landed home is in move-in-ready condition, offering a practical layout and generous living spaces ideal for family living. The property sits on a regular-shaped land plot with an approximate frontage of 6.6 metres and a depth of more than 28 metres, providing a well-balanced and efficient layout. The home also enjoys a pleasant, generally unblocked outlook, offering good natural light and privacy. Key Details • Land size: ~2,000 sqft • Built-up area: ~3,200sqft (approx.) • 5 bedrooms | 6 bathrooms • Private swimming pool • Wet & dry kitchens • Automatic gate Layout Highlights • Spacious living and dining areas • Two wet kitchens suitable for heavier cooking • Level 1 bedroom with attached bathroom (ideal for guests or elderly) • Common toilet serving living areas • Dedicated helper’s room with attached toilet • Level 2 - 2bedroom with attached bathroom • Master bedroom with full wardrobes and his-and-hers bathroom • Attic with ensuite room and flexible multi-purpose space Location & Convenience • Walking distance to NTUC FairPrice and nearby coffee shop • Approx. 0.64 km to Kembangan MRT (East–West Line) • Near Telok Kurau Primary School, Maha Bodhi School, and Manjusri Secondary School A well-renovated landed home offering space, comfort, and everyday convenience in a prime East location. This property is marketed exclusively by Ryan Heng. Viewings strictly by appointment only.
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Total Transactions
4
Average Price
S7.9M
Total Value
S31.6M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 36 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$2.17M
S$679 psf
Asking Price
S$5.35M
S$2,675 psf
vs Market
+146.3%
vs Last Done
+282.7%
Tenure
82 yrs
99-year Leasehold · Balance remaining
Confidence
High
36 comps
Nearest MRT
Kembangan
585m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
36 comparable transactions
S$634
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$679
Recent Comparable Transactions
10 shown · 36 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +2.9% vs FV | 99yr from 1986 |
Mar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +2.9% vs FV | 99yr from 1986 |
Jun 2025 | Blk 53 PIPIT RD Floor 04 TO 06 | 1,572sqft | S$1,050,000 | ▼S$668 -1.6% vs FV | 99yr from 1986 |
Aug 2024 | Blk 53 PIPIT RD Floor 07 TO 09 | 1,572sqft | S$1,000,000 | ▼S$636 -6.3% vs FV | 99yr from 1986 |
Jun 2024 | Blk 53 PIPIT RD Floor 10 TO 12 | 1,572sqft | S$990,000 | ▼S$630 -7.2% vs FV | 99yr from 1986 |
May 2024 | Blk 53 PIPIT RD Floor 10 TO 12 | 1,572sqft | S$965,000 | ▼S$614 -9.6% vs FV | 99yr from 1986 |
Jan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -20.3% vs FV | 99yr from 1986 |
Nov 2025 | Blk 133 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$998,888 | ▼S$636 -6.3% vs FV | 99yr from 1987 |
Oct 2025 | Blk 130 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$1,100,000 | ▲S$700 +3.1% vs FV | 99yr from 1987 |
Aug 2025 | Blk 333 UBI AVE 1 Floor 04 TO 06 | 1,572sqft | S$938,000 | ▼S$597 -12.1% vs FV | 99yr from 1986 |
Jul 2025 | Blk 130 GEYLANG EAST AVE 1 Floor 13 TO 15 | 1,593sqft | S$1,150,000 | ▲S$722 +6.3% vs FV | 99yr from 1987 |
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.9% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.9% vs FV
Blk 53 PIPIT RD
Jun 2025 · Floor 04 TO 06
-1.6% vs FV
Blk 53 PIPIT RD
Aug 2024 · Floor 07 TO 09
-6.3% vs FV
Blk 53 PIPIT RD
Jun 2024 · Floor 10 TO 12
-7.2% vs FV
Blk 53 PIPIT RD
May 2024 · Floor 10 TO 12
-9.6% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-20.3% vs FV
Blk 133 GEYLANG EAST AVE 1
Nov 2025 · Floor 04 TO 06
-6.3% vs FV
Blk 130 GEYLANG EAST AVE 1
Oct 2025 · Floor 04 TO 06
+3.1% vs FV
Blk 333 UBI AVE 1
Aug 2025 · Floor 04 TO 06
-12.1% vs FV
Blk 130 GEYLANG EAST AVE 1
Jul 2025 · Floor 13 TO 15
+6.3% vs FV
HELIOS AI Analysis
In the vibrant locale of Geylang, this HDB Executive unit, with an impressive remaining lease of 82 years, commands an estimated value of $2,171,948, translating to a robust $679 PSF. This valuation positions the property significantly above the market baseline, with a remarkable 146.3% difference, indicating a strong demand and premium positioning within the current HDB resale market. The elevated valuation reflects not only the desirability of the Geylang district, known for its strategic connectivity and cultural richness, but also the increasing value perception for larger HDB units as urban living continues to evolve.
Our analysis is underpinned by a comprehensive review of 36 recent HDB resale transactions in the vicinity, which confirms a prevailing trend of robust sales activity and competitive pricing in the area. The high model confidence associated with this valuation speaks to the accuracy of our data-driven approach, considering both historical performance and current market dynamics. As urban renewal initiatives and infrastructure developments unfold in Geylang, this property stands out as a premium investment opportunity, appealing to discerning buyers seeking both capital appreciation and a vibrant community lifestyle.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.